BRRRR Questions on Financing

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Hello BP, 

I am currently reading David Greene's BRRRR book and had a couple of questions.

In Chapter 9 - "The Value in Financing", there is a section discussing Conventional financing. He writes that for an investment property, the minimum down payment is typically at least 20% down. However, in talking to a lender recently, I was given this table: 

According to this, an investment property, 1-4 units can be acquired for 15% Down. 

Am I missing something?

I am looking to get started with BRRRR investing. I am able to qualify for a conventional loan. Should I not be bothering with looking at Hard Money options considering I am able to get more reasonable rates for the initial purchase ?

In terms of the refinance, the author advises getting pre-approved for the refinance before the purchase. If I am using a conventional loan for the finance, does the refinance typically occur with the same lender or a second lender?

Thanks so Much